THUNDER BAY – Coun. Frank Pullia likes a lot of what he’s seen in the city’s updated master plan.
But he’s got grave concerns too.
They mostly centre around limitations in the plan where it comes to rural growth. The plan, following provincial guidelines, limits development in rural areas, instead emphasizing intensification in urban settings, where municipal services like roads and sewers are already in place.
Pullia, widely believed to be considering a run for mayor in 2018, cautioned city administration not to be short-sighted when finalizing the plan, the first update of the document since 2002.
He worried that if development in the Ring of Fire or other mining projects takes off, the city could be limiting where developers are allowed to build going forward.
“There are important elements in here that may curtail our ability for future growth,” Pullia said.
He wasn’t alone in questioning the changes.
Neebing Coun. Linda Rydholm was worried the official plan eliminated the ability to build garden suites on rural properties.
“It looks like only the urban (designation) would get to have second units,” said the long-time councillor, noting that she and her mother, both widows, are considering selling one house and building a second unit on the other property.
City director of planning services Leslie McEachern said there are allowances in the plan to amend it for site-specific reasons, but they are discouraged.
“In terms of second suites, we recommend we focus that in our urban areas where we have appropriate services to accommodate the intensification of development,” McEachern said.
The goal is to ensure 20 per cent of all new residential units built each year within the city’s urban settlement area are created through residential intensification.
The 129-page document, which several councillors admitted they had not yet fully read due to its size, takes a new approach, focusing on the environment, climate adaptation and a healthy and safe community.
It takes into consideration the natural environment and incorporates the Lakehead Source Protection Plan to protect the city’s water supply.
It places limits on suburban development and identifies one urban settlement area and two rural settlement areas where residential growth will be directed. The plan also addresses lot creation, stating in the Rural 3 designation there will be no limit on the number of lots, but lot sizes will be considerably larger.
Pullia later suggested explaining the new rules to developers in a separate session.
Public engagments will be held to discuss the plan will be held next month at a variety of locations.
- Nov. 6 – Open House, Fort William First Nation
- Nov. 7 – Drop-in displays, City Hall
- Nov. 8 – Open House, Italian Cultural Centre
- Nov. 9 – Drop-in displays, city hall
- Nov. 21 – EarthCare Open House
